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Home My WebLink AboutREPLAT OF PARAGON POINT PUD PHASE FIVE - 48 91M - REPORTS - RECOMMENDATION/REPORTCommuw 7 Planning and Environmental ; vices Current Planning City of Fort Collins Administrative Public Hearing For The REPLAT of PARAGON POINT PUD, PHASE FIVE - #48-91 M PROJECT: Replat of Paragon Point PUD, Phase Five - #48-91 M APPLICANT: TST Consulting Engineers c/o Shar Shadowen 748 Whalers Way, Building D Fort Collins, CO 80525 OWNERS: Parkside Homes, LLC P.O. Box 27-2349 Fort Collins, CO 80527 PROJECT DESCRIPTION: Request to replat the existing project, consisting of 20 multi -family lots for duplex and four-plex dwelling units, to a new lot configuration allowing 20 lots for 10 duplex buildings (a total of 20 dwelling units). The existing utilities within the project will remain in place except for 4 water services, which will be relocated to new locations. There will be some minor grading on the east side of the project to allow for the revised lot configuration. All of the existing storm drainage and erosion control facilities will remain in place. The site is 3.17 acres in size, located on the northeast corner of South Lemay Avenue and Trilby Road, and is zoned RL - Low Density Residential. Modifications to the Site Plan, Landscape Plan, and Building Elevations that will make the development consistent with a replat of the property have been approved with a minor amendment to the existing, filed plans. RECOMMENDATION: Approval 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020 COMMENTS: Legal Description: The legal description of the request to replat the property is as follows: A Replat of Paragon Point PUD, Phase Five, situated in the Southwest Quarter of Section 7, Township 6 North, Range 68 West of the 6th P.M., City of fort Collins, Larimer County, Colorado. 2. Background: The surrounding zoning and land uses are as follows: N: RL - Low Density Residential; existing single family and two-family residential (Paragon Point PUD, Phase Four) S: LMN - Low Density Mixed Use Neighborhood; planned mixed density residential (Stanton Creek, Filing One under construction) E: RL - Low Density Residential; existing wetland, natural area (Paragon Point Overall Development Plan) W: LMN - Low Density Mixed Use Neighborhood; undeveloped (Brittany Knolls Overall Development Plan) The property was annexed into the City as part of the Kroepel Annexation in 1980. The Paragon Point Overall Development Plan (ODP) was approved by the Planning and Zoning Board on December 16, 1991 for 355 single family and multi -family dwelling units, commercial uses, parkland, and open space on 148 acres. The subject site was Parcel A of the ODP, approved for commercial uses on 3 acres. The Amended Paragon Point ODP was approved by the Planning and Zoning Board on August 2, 1993 and Parcel A was amended from 3 acres of commercial uses to 2.2 acres of multi -family residential. Parcel A was determined to be able to support a maximum of 21 dwelling units. Paragon Point PUD, Phase Five - Preliminary was approved by the Planning and Zoning Board on March 27, 1995 for 8 duplex lots and 12 four-plex lots (total of 20 dwelling units) on 3.18 acres. The Paragon Point PUD, Phase Five - Final was approved by the Planning and Zoning Board on July 24, 1995, for 8 duplex lot and 12 four-plex lots (a total of 20 dwelling units) on 3.18 acres. 3. Plat Standards: The request for a Replat of Paragon Point PUD, Phase Five is in accordance with City Ordinance No. 161, 1996, providing for the review and processing of pending land use applications and establishing a temporary delay in the acceptance of certain land use applications through March 28, 1997. Section 3 of the Ordinance, in part, states that: If the City has approved an overall development plan or preliminary plan prior to the effective date of this Ordinance and, prior to said date, has also approved a final plan for a portion of the real property covered by said overall development plan or preliminary plan, the owner or developer of such property shall have a period of 3 years from the effective date of this Ordinance if the overall development plan consists of an area over 100 acres; provided, however, that prior to March 28, 1997, the property owner or developer has completed, in conformance with all relevant City rules and regulations, the installation of all infrastructure improvements (including water, sewer, street, curb and gutter, sidewalks, bike paths, light, fire hydrants and storm drainage) needed to serve not less than 20% of the gross acreage of the entire property covered by the overall development plan. Any applications for preliminary or final PUD plans or subdivision plats that are timely filed in accordance with the provisions of this section shall be processed and reviewed by City staff and/or the City's Planning and Zoning Board under the currently existing applicable provisions of the City Code, provided that the Director has determined that all relevant submittal requirements for such applications have been satisfied. Such applications, once filed, shall not be modified or supplemented by the applicant without written approval of the Director, and the same shall be reviewed by City staff and/or the Planning and Zoning Board at such time as the Director may deem appropriate unless they have been withdrawn by the applicant. The Director shall permit all such modifications of, or additions to, an application as may be approved by the Planning and Zoning Board, as well as such modifications or additions that the Director determines, in his or her discretion, will better advance the objectives of the currently existing applicable provisions of the City Code or the new Land Use Code. The Replat of Paragon Point PUD, Phase Five is a part of the 148 acre Paragon Point ODP, with the five phases of the ODP having received final approval from the Planning and Zoning Board. All of the infrastructure for Phases One through Four, exceeding 75% of the ODP, has been completed. The replat does not propose either an increase or decrease in the number of lots, dwelling units, or gross density of the project. The Director has determined that this request will better advance the objectives of the currently existing applicable provisions of the City Code [in this case, the Land Development Guidance System (LDGS)]. The Replat of Paragon Point PUD, Phase Five has been reviewed against the criteria of the Transitional Land Use Regulations (formerly Articles I through V of Chapter 29 of the City Code), specifically Sections 29-131 through 29-134 regarding the Low Density Residential Zoning District and Article V. Subdivisions. The list of permitted uses in the RL District, as defined in Section 29-132 of the Code, does not include duplex units and the minimum lot size, as defined in Section 29-133 of the Code, is 6,000 square feet. The lots in this replat of Paragon Point PUD, Phase Five are proposed to be 2,772 to 4,600 square feet in size. The lots approved with the original Paragon Point PUD, Phase Five final plan are between 1,810 and 4,650 square feet in size. Section 29-134. Planned Unit Developments of the Code states: "Development of areas in the RL District as a Planned Unit Development plan as defined, processed and approved according to Section 29-526 may vary the requirements of this Subdivision". Section 29-526 is the Planned Unit Development section of City Code, with criteria set forth in the LDGS. The Paragon Point PUD, Phase Five final development plan was processed and approved according to the criteria of the LDGS, thereby granting variances to the land uses to allow duplex units and to the minimum lot size requirement of 6,000 square feet. This request is in conformance with the approved final PUD plan. 4. Findings of Fact: In reviewing the request for the Replat of Paragon Point PUD, Phase Five, staff makes the following findings of fact: A. The request complies with the land development standards of the RL - Low Density Residential Zoning District. B. The request is in accordance with City Ordinance No. 161, 1996. C. The request complies with the applicable Plat Standards of the Transitional Land Use Regulations as set forth in Article V. Subdivisions. D. The request is in substantial conformance with the approved Amended Paragon Point ODP and the Paragon Point PUD, Phase Five final plans. RECOMMENDATION: Staff recommends approval of the Replat of Paragon Point PUD, Phase Five - #48-91 M. i71 Wo- Ubi■